Development Concept and Community Features
Site Plans
An original site plan concept was prepared in 2022. The plan consisted primarily of multifamily rental housing. Additional site plans were prepared and revised from 2023-2025. During this period, the Town enacted a Development Moratorium on multifamily housing, which has now expired.
As discussions progressed, the site plan evolved to approximately 300-units of apartments, townhomes and single-family homes. As a result of recent input from the Town Plan and Zoning Commission and Architectural Design Review Committee, density was reduced from 296 to 228 units. In response to input from the community and commissioners, the following reports were updated.
• School Enrollment and Fiscal Impact Study-Goman and York
• Traffic Study-SLR
School Enrollment and Fiscal Impact Study-Goman and York
Effective in the 2025-2026 school year, PreK programming shifts from East Farms Elementary School to Noah Wallace Elementary School. Thus, the over-enrollment issue at East Farms elementary school will not be impacted by the development. This position is supported by the Goman and York Report-Enclave at Farmington, originally completed in December, 2024 and updated in July, 2025. The report is available from the Town of Farmington if an application is submitted.
Municipal Fiscal Impact Summary
• Demographic changes in population structure (age), household type, and household size, are disrupting conventional understandings of housing, school district enrollments, and municipal fiscal impacts.
• As a result of demographic change, Farmington’s existing housing stock
only generates 0.382 enrollments per occupied housing unit.
• From 2007 to 2023, Farmington added 1,130 newly constructed housing units, while school district enrollments declined by 15 pupils—stagnant enrollment growth over 16 years.
• The 228 proposed rental and ownership housing units are projected to generate a total of 100 school district enrollments (0.44/unit), of which 50 are estimated to be New-To-District enrollments (0.22/unit).
• The proposed 228 housing units are estimated to generate $2,327,980 in new annual revenues for the Town of Farmington.
• Annual expenditures for the 228 proposed housing units are estimated at
$895,459, of which education accounts for $548,600 and general government services accounts for $346,859.
• Goman and York finds the 228 proposed rental and ownership housing units
will generate approximately $1,647,988 in net positive revenues annually.
• In addition, the proposed 228-unit development will pay approximately
$1,104,525 in one-time development fees.
Traffic Study-SLR
SLR completed an updated Traffic Study based on building product mix and lower density. The current report is available for review from the Town of Farmington.
Proposed Current Building Product and Density
A multi-generational development with a mixture of for-sale senior oriented townhomes, rental townhomes and single-family homes are proposed. Affordable rental housing is proposed for 20% of the rental townhomes based subject to Build for CT eligibility. No rental apartments are proposed.
Lot A
Lot A is proposed as 30-owner occupied townhomes with a first-floor master bedroom/bath or custom designed with a second level master suite. Demand is expected primarily from “empty nesters.” All units include luxury amenities, expansive ceiling heights, and double car garages with guest parking in front of each garage. Trails provide connections to the river, ponds and common area features.
Lot B
Proposed are rental townhomes that replace the proposed original higher density apartment buildings. Large surface parking lots required by the apartment plans are now eliminated. Each home includes 2–3-bedrooms with features similar to new single-family homes. All homes include 2 garages with guest parking in front of each garage. Demand for this type of building has been extremely high for similar developments. Many townhomes offer river views. Paths provide connections throughout the entire community including the large pond, common area amenities and river connections.
Lot C
Custom-designed single-family homes on 60’-80’-lots are proposed. Each home includes 2-3 garages with guest parking and high-quality features. Many custom features are available including first floor master suites. All homes offer convenient access to amenities, ponds and the Farmington River.
